Re wire estimate 4 bed house

[Craigywilson8596]

Hi,

Thanks to anyone who reads this and offers any advice.

Sold my house and the buyer requested an electrical inspection report which they paid for. House was built in the 1960s. In average condition but I felt the price reflected this.

Report recommends a full new re wire (which I agree with as the electrics are around 40-50 years old) the report also recommends some other things such as relocation of the DB unit to the garage.

My question is that obviously they want to renegotiate the price of the house (fair enough) but they’ve sent an estimate of £7000 excluding VAT. Minimum price with the potential of it to be more expensive. I’ve spoken to a few friends who are electricians and obviously they haven’t seen the house electrics themselves (and I appreciate no one will have in this forum either) but I’m struggling to comprehend the £7000 figure.

So basically I’m coming to this forum to ask advice of how much you guys think a full rewire of the house Would cost. We live in the north east of England (Newcastle) it’s a 4 bed semi detached house with 2 bathrooms (1 electric shower) and an attached garage with electrics.
4 bedrooms are decent sizes
2 bathrooms
2 reception rooms
A decent size kitchen
A large garage
Large ish hallway

I’m aware that to sell the house with dodgy electrics isn’t a good idea and I’m fully aware I’m going to need to knock some money off the sale price but in my eyes the money I’d knock off would be for a very basic rewire to ensure the electrics complied and were safe. The report may recommend things which are not essential and only a recommendation. But what I don’t want to do is knock off 7k and then them get the re wire a lot cheaper. I’m conscious that the people buying my house have a relative (who also came to view the house and is in the building trade) could be trying to pull a fast one. The buyers were very happy to proceed as fast as possible until their relative came to view the house and then all these issues started being raised.

Again I fully understand when buying a house you don’t want unexpected things to arise that haven’t been mentioned. But the house was priced in the condition it’s in and although I’m happy to negotiate another price I don’t want to be ripped off or taken advantage of. Not moved in a very long time so in sorry if I’m asking questions which are obvious.

I’d just appreciate a little advice or guidance from you experts.

Thanks again

 

[Dustydazzler]

That surprises me Dusty.
I think £7000 sounds reasonable and usually your prices are higher than mine.
I bet if you worked this rewire out at £60 a point (plus the usual extras), £7000 would be about right.

I was adjusting my price to take into consideration that the OP is in the North East , a 4 Bed Rewire in my area if I did it on my own in an empty house would be about 10 grand, this would include lots on extras like garage power , lots of sockets , led down lights , dimmers etc etc

I was trying to suggest a figure that a basic re-wire could be achieved for the purpose of splitting bread with a potential buyer. £5000 would be what I would knock off the price if desperate to sell , allowing any potential buyer enough off to get a basic re-wire done/

But as I say, if the house was priced 'as is' then I would not knock a penny off the price once agreed as it is sold warts and all. I can't stand people who try to re-negotiate the price once it is agreed

 

[Rockingit]

My red flag here is that no EICR would ever recommend relocation of a consumer unit elsewhere in the dwelling (unless it was somewhere stupid like a bathroom). This, to me, smacks of them wanting you to take the hit of what they would want to do as an 'upgrade' (the correct word in these situations I believe is 'betterment'). You say that they paid for it, was it their electrician who came out and did the 'report'? You might find that the relatively small cost of having your own inspection done could prove invaluable here. I know a very honest and good electrician up your way if you need one - DM me.

 

[telectrix]

7K is taking the pi$$. up there a coule of Geordies will do you a full rewire for a crate of Newcastle Brown and a carton of smokes.

 

[DefyG]

Certainly shouldn't expect to pay for relocating the consumer unit, so I'd knock £1k off for that and as you acknowledge it is a 50-60 year installation and some (not all) may need rewiring so as suggested earlier meet them half way offer £3k off asking price.

 

[FatAlan]

If you've factored in the condition of the house (including electrics) then stick to your guns. At the end of the day you're negotiating a price which will be influenced on market forces, how much they want to buy and how much you want to sell. If you've factored wiring in to the price then tell them to "f" off.. Quotes for rewiring will vary massively according to spec and spark. Don't waste energy thinking about it.

 

[telectrix]

tell 'em you''ll get it rewired and only charge them £5k ( on top of the agreed selling price).

 

[littlespark]

if the electrics are as old as the house, then im guessing the plumbing isnt much better.
Lead pipes perhaps?

If you have the EICR there, have a read of it... If there are no C1 or C2 problems.... tell 'em to jog on.
Even an original fuseboard with rewirable fuses would pass as satisfactory, but would be recommended (strongly) to be upgraded.

Around here... south scotland... the housing market is quite good at the moment... i dont think you'll have trouble finding another interested party

 

[e-spark]

Hi,

Thanks to anyone who reads this and offers any advice.

Sold my house and the buyer requested an electrical inspection report which they paid for. House was built in the 1960s. In average condition but I felt the price reflected this.

Report recommends a full new re wire (which I agree with as the electrics are around 40-50 years old) the report also recommends some other things such as relocation of the DB unit to the garage.

My question is that obviously they want to renegotiate the price of the house (fair enough) but they’ve sent an estimate of £7000 excluding VAT. Minimum price with the potential of it to be more expensive. I’ve spoken to a few friends who are electricians and obviously they haven’t seen the house electrics themselves (and I appreciate no one will have in this forum either) but I’m struggling to comprehend the £7000 figure.

So basically I’m coming to this forum to ask advice of how much you guys think a full rewire of the house Would cost. We live in the north east of England (Newcastle) it’s a 4 bed semi detached house with 2 bathrooms (1 electric shower) and an attached garage with electrics.
4 bedrooms are decent sizes
2 bathrooms
2 reception rooms
A decent size kitchen
A large garage
Large ish hallway

I’m aware that to sell the house with dodgy electrics isn’t a good idea and I’m fully aware I’m going to need to knock some money off the sale price but in my eyes the money I’d knock off would be for a very basic rewire to ensure the electrics complied and were safe. The report may recommend things which are not essential and only a recommendation. But what I don’t want to do is knock off 7k and then them get the re wire a lot cheaper. I’m conscious that the people buying my house have a relative (who also came to view the house and is in the building trade) could be trying to pull a fast one. The buyers were very happy to proceed as fast as possible until their relative came to view the house and then all these issues started being raised.

Again I fully understand when buying a house you don’t want unexpected things to arise that haven’t been mentioned. But the house was priced in the condition it’s in and although I’m happy to negotiate another price I don’t want to be ripped off or taken advantage of. Not moved in a very long time so in sorry if I’m asking questions which are obvious.

I’d just appreciate a little advice or guidance from you experts.

Thanks again

I'm based Newcastle/Northumberland and for house that size my pricing slightly less based on white fittings, no spots, 3 ring mains, cooker, shower, boiler radial circuits 2 lighting circuits, 18th edition SPD/RCBO C/U with new main bonding. outside socket front and back + PIR floodlight. Based on 2 floors £6=6.5k; over 3 floors +£1k no VAT.

Different contractors have different overheads etc.

If you don't want to negotiate a price stick to your guns the housing market is hot and if its priced to reflect the work it will go.

best luck with it

 

[LukeD]

In the current property climate .. instruct agents to continue to market the property . Keep buyers on their toes the moment they start messing around . I once stepped in to help a rich old lady who was been taken for a ride when she was selling her house in order to fund a retirement apartment . The moment i knew who the agent was .I knew they would try and con her . They where telling her to accept £230k less than they valued it for !!! The whole house buying business is corrupt and stressful in the UK. The USA is amazing and its so much easier . In the UK its like people think they are at a car boot sale !

 

[7029 dave]

This is nothing new, trying to get money off the house, on the strength of a condition report.
Had this happen to me over 30 years ago.

 

[Dustydazzler]

When we sold our last house the lady who owned the estate agent told us one simple piece of advice , you are selling 4 walls and a roof. So assuming you have 4 walls and a roof then the price you set is the price you set based on its condition as you see it. If the house is in tatty old condition you price it as such and that is your price , maybe leave a tiny bit of wiggle room to negotiate but not much. We put ours on in reasonable good order and were asking £315,000 which was a very fair price. The buyers paid us £312,000 which we were happy with. if they had tried to blag us with some nonsense like wanting another 7 grand off for a re-wire I would have told them to do one.

 

[Brian Taylor]

Hi,

Thanks to anyone who reads this and offers any advice.

Sold my house and the buyer requested an electrical inspection report which they paid for. House was built in the 1960s. In average condition but I felt the price reflected this.

Report recommends a full new re wire (which I agree with as the electrics are around 40-50 years old) the report also recommends some other things such as relocation of the DB unit to the garage.

My question is that obviously they want to renegotiate the price of the house (fair enough) but they’ve sent an estimate of £7000 excluding VAT. Minimum price with the potential of it to be more expensive. I’ve spoken to a few friends who are electricians and obviously they haven’t seen the house electrics themselves (and I appreciate no one will have in this forum either) but I’m struggling to comprehend the £7000 figure.

So basically I’m coming to this forum to ask advice of how much you guys think a full rewire of the house Would cost. We live in the north east of England (Newcastle) it’s a 4 bed semi detached house with 2 bathrooms (1 electric shower) and an attached garage with electrics.
4 bedrooms are decent sizes
2 bathrooms
2 reception rooms
A decent size kitchen
A large garage
Large ish hallway

I’m aware that to sell the house with dodgy electrics isn’t a good idea and I’m fully aware I’m going to need to knock some money off the sale price but in my eyes the money I’d knock off would be for a very basic rewire to ensure the electrics complied and were safe. The report may recommend things which are not essential and only a recommendation. But what I don’t want to do is knock off 7k and then them get the re wire a lot cheaper. I’m conscious that the people buying my house have a relative (who also came to view the house and is in the building trade) could be trying to pull a fast one. The buyers were very happy to proceed as fast as possible until their relative came to view the house and then all these issues started being raised.

Again I fully understand when buying a house you don’t want unexpected things to arise that haven’t been mentioned. But the house was priced in the condition it’s in and although I’m happy to negotiate another price I don’t want to be ripped off or taken advantage of. Not moved in a very long time so in sorry if I’m asking questions which are obvious.

I’d just appreciate a little advice or guidance from you experts.

Thanks again

Do your homework....find out how much the materials will cost...maybe £1000.00..add on say say 10 days labour at about £120.00 per day....if your being charged more that £150 .00 per day you are being ripped off....add on some over heads at say 20 per and add it all up . With profit you should be paying no more than about £4000.....hope this helps

 

[Pretty Mouth]

Do your homework....find out how much the materials will cost...maybe £1000.00..add on say say 10 days labour at about £120.00 per day....if your being charged more that £150 .00 per day you are being ripped off....add on some over heads at say 20 per and add it all up . With profit you should be paying no more than about £4000.....hope this helps

What part of the country are you from Brian? These rates you have quoted seem extremely low

 

[Dustydazzler]

Been 10 years or more in my area that a sparks would work all day long for 150£

 

[James]

I expect to pay any experienced tradesperson £300 a day MINIMUM